Ocean City's waterfront comes in two kinds. Oceanfront and beachfront homes sit on the beach side of the island. Bayfront and lagoon homes face the bay on the west side, and that's where the docks and boat slips are.
Both lists below update from the MLS. To see where each neighborhood sits, use the Ocean City neighborhood map.
Ocean City NJ Bayfront & Lagoon Homes for Sale
Bayfront and lagoon homes run along the west side of the island, in areas like the Riviera, the Bay Area, Bay Landings and Merion Park. Open bay and lagoon homes are both in this list.
If you're buying for the boat, the dock, the bulkhead and the water depth matter as much as the house. What to check before you buy.
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Condo buildings on the bay
500 Bay is 2 buildings on the open bay, with its own page for listings, condo fees and floor plans. For bayfront units in other buildings, see every Ocean City condo for sale.
Ocean City NJ Oceanfront & Beachfront Homes for Sale
Oceanfront homes face the beach directly. The Gold Coast, the beach side of Wesley Avenue from 18th to 29th Street, is one stretch of it, and the Gardens and the South End have oceanfront homes too.
Some oceanfront property here is two-unit condos, a 1st floor and a 2nd floor unit in one building, so those are in this list along with single-family homes.
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Condo buildings on the beach
Gardens Plaza, Ocean Colony, Cape House and the Flanders each have their own page with listings, condo fees and rental rules. Or see every Ocean City condo for sale.
What to Check Before Buying on the Water
A waterfront purchase has a few steps a regular sale doesn't. Most of them happen once you're under contract.
- Tidelands and riparian searchThe title company orders it right away to see whether the State of New Jersey has a claim on the water rights, and whether there's a fee attached.
- Bulkhead and dock inspectionHave the bulkhead, the dock and the pilings inspected. Bulkheads are expensive to replace, and one that wasn't installed properly opens up a separate set of environmental issues.
- CAFRA permitsWhen bulkhead or dock work comes up, New Jersey's CAFRA environmental permitting can come into play. It's tedious, specialized work, handled by a small group of engineers and local attorneys.
- SurveyWorth ordering on any house, more so on the water. It shows riparian and tidelands lines, and you'll need it to permit a dock if the property doesn't have one.
- Water depthSome of the back bay is mud at low tide. Know how much water your boat draws, and look at the slip at low tide before you commit.
Adam walks through each of these in What to Know About Buying Bayfront Property. Flood insurance is its own topic: Ocean City flood insurance guide.
Ocean City Waterfront FAQ
What's the difference between bayfront and oceanfront in Ocean City NJ?
Oceanfront and beachfront homes face the beach and the ocean on the east side of the island. Bayfront and lagoon homes face the bay on the west side, which is where the docks and boat access are.
Where are the oceanfront homes in Ocean City NJ?
Along the beach side of the island, from the Gardens to the South End. The Gold Coast, the beach side of Wesley Avenue from 18th to 29th Street, is its own MLS neighborhood.
Where are the bayfront homes in Ocean City NJ?
On the west side of the island. The Riviera covers the bayside of Bay Avenue from Tennessee Avenue to West 16th Street, and there are bayfront and lagoon homes in the Bay Area, Bay Landings, Merion Park and the Gardens too.
Also in Ocean City: single-family homes, new construction, condos and the neighborhood map.